269 Bangalore Way · Gilbert, SC 29054

$239,000

3 bd · 2.0 ba · 1,140 sqft · SingleFamily · 54 Days on market

Built 2025 4,356 sqft lot $44/mo HOA · 3% of rent

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.9/10.0

Listing remarks

Skip the wait for new construction and step into a home built in 2025, ready for you to move right in. Located in Winston Point in Gilbert, this single story home features 3 bedrooms and 2 bathrooms with a thoughtfully designed open concept layout. From the moment you enter the foyer, you are welcomed into a spacious family room that flows seamlessly into the dining area and kitchen, creating an ideal setting for both everyday living and entertaining. The kitchen is the heart of the home, complete with a large island, granite countertops, stainless steel appliances, and a pantry for added storage. The owner’s suite creates a private retreat with a walk-in closet and an en suite bathro

Key facts

• En suite bathroom
• Large island
• Walk in closet

Tags

• OPEN CONCEPT LAYOUT
• LARGE ISLAND
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET
• EN SUITE BATHROOM

Property features AI

Finance

• Other: Located off highway 1
• HOA & community: Has association; Association maintains common areas and playground

Exterior

• Parking: Attached 2-car garage (garage on main level)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Entry/main level primary bedroom
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access

Interior

• Kitchen: Kitchen island; Granite countertops; Dishwasher; Built-in microwave; Garbage disposal; Free-standing range with smooth surface and self-cleaning
• Bedrooms: Primary bedroom with walk-in closet and private closet (main level); Bedroom 2 with private closet (main level); Bedroom 3 with private closet (main level)
• Flooring: Carpet in bedrooms; Luxury vinyl plank in kitchen
• Bathrooms: Two full bathrooms (including two main full baths)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity in primary bath; Recessed lighting; Tankless water heater; Community pool
• Laundry & utility: Laundry in closet (heated space)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-385 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (30.6% below list).
• Recommended offer: $166k (30.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#52 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Lexington 01 (suburban): math 42% / reading 53% proficiency, ranked #11 of 80 in SC (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gilbert Elementary (math 33% / reading 26%, grade F, #399 of 597 statewide, top 69%, 768 students, 45% FRL); Gilbert Middle (math 26% / reading 36%, grade F, #128 of 229 statewide, top 58%, 822 students, 40% FRL); Gilbert High (math 37% / reading 83%, grade C+, #109 of 196 statewide, top 55%, 1,118 students, 38% FRL).
• Market conditions: 280 active listings in the ZIP; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $165,899 (30.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.69% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.91%
• DSCR: 0.69
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.58×
• Total profit: $105,692
• Equity at exit: $215,310

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $330,637
• Equity at exit: $464,324

Cash invested: $66,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29054

• Home prices YoY: 4.7%
• Active inventory: 280
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,659 medium
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• HOA: −$44
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-385

Break-even live

Break-even rent $2,146

Max offer price $183,279

Occupancy floor —

Sensitivity live

Price	-10% $-220	-5% $-302	+0% $-385	+5% $-468	+10% $-550
Rent	-10% $-516	-5% $-451	+0% $-385	+5% $-320	+10% $-254
Rate	-1.0pp $-265	-0.5pp $-324	base $-385	+0.5pp $-447	+1.0pp $-510

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 5 events

1. 2026-05-31
   days on market $239,000 Active 54 DOM
2. 2026-04-07
   listed $239,000 Active
3. 2025-10-20
   status Pending
4. 2025-10-09
   price $225,000
5. 2025-09-28
   listed $229,901 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,908
• − Mortgage interest: −$13,388
• − Property taxes: −$3,585
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − HOA: −$528
• − Depreciation: −$6,953
• Taxable loss: −$8,926
• Est. tax savings @ 24.0%: +$2,142
• After-tax cash flow: $-2,479/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lexington 01
• NCES district ID: 4502700
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $61,298
• Composite: 41.75/100
• National rank: #3399
• State rank: #11 of 80 in SC

Livability — Gilbert

• Score: 71/100
• State rank: #52
• US rank: #7008

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment B- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,137

Population outlook (Lexington County) Hauer SSP2

• Today (2025): 322,999 people
• By 2030: 342,356 · +6.0%
• By 2040: 377,715 · +16.9%
• By 2050: 406,984 · +26.0%
• By 2075: 465,447 · +44.1%
• By 2100: 485,674 · +50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Lexington

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.4%
• 2008→2024 swing: +4.6pp toward D · 2008: -38.0pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+30.1 2016: R+36.7 2012: R+37.8 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 20.87%
• Current HPI: 461.9332
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+4.0% since first listed

4 events — show timeline

• 2026-04-07 Listed $239,000 Consolidated MLS
• 2025-10-20 Pending — Consolidated MLS
• 2025-10-09 Price Changed $225,000 Consolidated MLS
• 2025-09-28 Listed $229,901 Consolidated MLS